314 Roy Benton Dr · Manila, AR 72442

$70,000

2 bd · 1.0 ba · 825 sqft · SingleFamily public records · 224 Days on market

Built 1968 435 sqft lot $85/sqft · 13% below area Est $80k · 13% under

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +13.1/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Exceptional Investment Opportunity in Manila, Arkansas! Single-family rental home located on Roy Benton Street. The property is currently occupied with tenant and providing income. The property offers low-maintenance brick exterior and metal roof. Located in Manila this portfolio is ideal for investors looking to begin or expand their real estate holdings in a strong rental market. The property is "SOLD AS IS".

Key facts

• Metal roofs
• Strong rental market
• Parking

Tags

• UNDERGOING RENOVATIONS
• METAL ROOFS
• BRICK AND SIDING COMBINATION
• STRONG RENTAL MARKET

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 2.9% in Manila — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#62 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, schools D+, amenities F.
• Manila School District (rural): math 39% / reading 37% proficiency, ranked #94 of 238 in AR (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 61 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 69 units permitted in Mississippi County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Mississippi County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.49% ✓
• Cap rate: 13.17%
• Cash-on-cash: 24.57%
• DSCR: 2.09
• GRM: 5.6

CMA / ARV

• ARV (median comp): $80,036
• List price: $70,000
• Delta: -12.54%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
316 Roy Benton Dr	0.01mi	2/1.0	825 (0%)	3mo	$65,000	$79	97
313 Roy Benton Dr	0.02mi	2/1.0	925 (+12%)	3mo	$65,000	$70	76

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.9%
• Equity multiple: 1.72×
• Total profit: $14,194
• Equity at exit: $10,437

10-year hold

• IRR: 26.3%
• Equity multiple: 3.31×
• Total profit: $45,186
• Equity at exit: $6,052

Cash invested: $19,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 92 Strongly Landlord-Friendly
• State Arkansas: 92 Strongly Landlord-Friendly · R+14
• County: — inherits STATE
• City: — inherits STATE

Only US state where non-payment is criminal. Strongly landlord-favorable; very few tenant protections.

Methodology + full state rankings →

ZIP-level market 72442

• Home prices YoY: -17.8%
• Active inventory: 61
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,046 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$29 /mo · $342/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $401

Break-even live

Break-even rent $538

Max offer price $70,000

Occupancy floor 57%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 First Unit A Manila, AR	2.0	1.0	950	$900	$0.95	16d	1	0.71mi
1057 E Olympia St Unit A Manila, AR	3.0	1.0	1100	$1,400	$1.27	23d	1	1.49mi

Listing history 17 events

1. 2026-06-19
   days on market $70,000 Active 224 DOM
2. 2026-06-18
   days on market $70,000 Active 223 DOM
3. 2026-06-17
   days on market $70,000 Active 222 DOM
4. 2026-06-16
   days on market $70,000 Active 221 DOM
5. 2026-06-15
   days on market $70,000 Active 220 DOM
6. 2026-06-14
   days on market $70,000 Active 218 DOM
7. 2026-06-12
   days on market $70,000 Active 217 DOM
8. 2026-06-09
   days on market $70,000 Active 214 DOM
9. 2026-06-08
   days on market $70,000 Active 213 DOM
10. 2026-06-07
    days on market $70,000 Active 212 DOM
11. 2026-06-07
    days on market $70,000 Active 211 DOM
12. 2026-06-04
    days on market $70,000 Active 208 DOM
13. 2026-06-02
    days on market $70,000 Active 207 DOM
14. 2026-06-01
    days on market $70,000 Active 206 DOM
15. 2026-05-31
    days on market $70,000 Active 205 DOM
16. 2026-05-31
    days on market $70,000 Active 204 DOM
17. 2025-10-29
    listed $70,000 New Listing 424-char remark

    Show marketing remark (424 chars)

    Exceptional Investment Opportunity in Manila, Arkansas! Single-family rental home located on Roy Benton Street. The property is currently occupied with tenant and providing income. The property offers low-maintenance brick exterior and metal roof. Located in Manila this portfolio is ideal for investors looking to begin or expand their real estate holdings in a strong rental market. The property is "SOLD AS IS".

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $342 · $29/mo
• Projected year-2 tax: $448 · $37/mo
• Expected delta: +$106/yr (+$9/mo · 30.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,548
• − Mortgage interest: −$3,921
• − Property taxes: −$342
• − Insurance: −$350
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$2,036
• Taxable income: $3,890
• Est. tax owed @ 24.0%: −$934
• After-tax cash flow: $3,882/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Manila School District
• NCES district ID: 0500046
• Math proficiency: 39% ▼ -17.00%
• Reading proficiency: 37% ▼ -15.00%
• Median HH income: $38,252
• Composite: 31.73/100
• National rank: #5906
• State rank: #94 of 238 in AR

Livability — Manila

• Score: 69/100
• State rank: #62
• US rank: #8265

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment C+ Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Manila, AR
• Population (ZIP): 4,641

Population outlook (Mississippi County) Hauer SSP2

• Today (2025): 38,959 people
• By 2030: 36,401 · -6.6%
• By 2040: 31,526 · -19.1%
• By 2050: 27,058 · -30.5%
• By 2075: 17,847 · -54.2%
• By 2100: 11,024 · -71.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Iranian 4% Slovak 3% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Asian/Pacific 1% German/W. Germanic 1%

Political lean MEDSL · Mississippi

• 2024 margin: Solid R (+31.6) · D 33.4% · R 65.0% · Other 1.7%
• 2008→2024 swing: -29.4pp toward R · 2008: -2.2pp · 2024: -31.6pp
• All cycles: 2024: R+31.6 2020: R+22.2 2016: R+10.5 2012: R+1.1 2008: R+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.49%
• Current HPI: 178.1683
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.80%
• F500 in state: 10

Industry mix (Fortune 500 HQ in AR)

Industry	F500 HQs	Revenue
▸Retail	1	$681B
▸Food / Agriculture	1	$53B
▸Retail / Energy	1	$22B
▸Transportation / Logistics	1	$12B
▸Energy	1	$4B

Price history

1 event — show timeline

• 2025-10-29 Listed $70,000 CARMLS

Property tax history

-0.0%/yr

Latest (2025): $342 · -0.0% YoY. Source: county tax records.